I'm open to suggestions for where to start investing.

Finding good deals is nearly impossible with the prices, tenant laws, and taxes working against us.Since you’re considering the Midwest, I’d definitely suggest keeping Detroit on your radar.

Suggestion.

If you do decide to go that route, I would suggest using one of the Eagle Rock approved builders. 

So thepointsguy calculator would suggest that you still use the credit card at 2.5%.  

The builder suggested a local bank that they use and would like to see them succeed and referred me to the commercial lending department.

I agree with Nathan for his situation of owning 12 properties, but for someone just getting started I wouldn't suggest getting locked in with the one-time fee.

I would suggest looking to bring in a partner and give them a percentage of equity for the $.Another option is to take profits from flips to grow or look to sell some of your rentals to grow as well.

My only suggestion is to focus and not try to do everything. 

I would suggest that you find some local meet-ups in your area and start attending.